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Prior Lake,MN 55372
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CITY COUNCIL AGENDA REPORT
MEETING DATE: JUNE 9, 2014
AGENDA#: 8A
PREPARED BY: LARRY POPPLER, CITY ENGINEER/INSPECTIONS DIRECTOR
PRESENTED BY: LARRY POPPLER
AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION ACCEPTING THE
FEASIBILITY REPORT AND SCHEDULING A PUBLIC HEARING FOR
CONSIDERATION OF THE STEMMER RIDGE ROAD IMPROVEMENT
PROJECT (CITY PROJECT#TRN-2014-0003)
DISCUSSION: Introduction
The feasibility report for the Stemmer Ridge Road Improvement project is
complete and ready for review and acceptance by the City Council. If
approved, a public hearing will be scheduled for the project.
History
As part of the 2013 County State Aid Highway 12 Project, the City has
installed the structural components of the lift station that will serve the
future annexation areas. The project also installed trunk forcemains that
will connect to existing forcemains already installed with the previous
phase of County State Aid Highway 12 construction. These forcemains
currently extend north to the end of Stemmer Ridge Road. In order to
serve the future annexation areas, Stemmer Ridge Road must extend from
County State Aid Highway 82 southerly to connect with existing Stemmer
Ridge Road. Trunk utilities were installed as part of the County State Aid
Highway 82 in 2007 in anticipation of future need. The Stemmer Ridge
Road project would be the final link for utilities to serve the approximately
2,400 acre annexation area. Recognizing this fact, the City Council placed
the Stemmer Ridge Road project in the Capital Improvement Program for
2015 construction.
At its October 7, 2013 meeting the City Council adopted Resolution #13-
146 authorizing the Mayor and City Manager to enter into a contract with
WSB &Associates for engineering services for the Stemmer Ridge Road
project. Part of the work was to prepare a Feasibility Report.
The M.S. Chapter 429 process applies to all projects that will be financed
in whole or in part through special assessments or bond proceeds.
The extension of Stemmer Ridge Road north of the Spring Lake Estates
neighborhood is considered in the report and includes improvements to
parts of S 05 T114 R22, S 04 T114 R22, S 33 T115 R 22, and S 32 T115
R22. A map of the project area (Figure 1) is included in the Feasibility
Phone 952.447.9800 / Fax 952.447.4245/www.cityofpriorlake.com
Report. The proposed improvements include sewer and water extension,
street construction, storm sewer, storm water quality, concrete curb and
gutter, and appurtenant work.
Current Circumstances
The Feasibility Report includes total estimated costs, preliminary
assessment amounts, and a project financing summary. Also included in
the report are design criteria, estimates and information on watermain,
sanitary sewer, storm sewer, and streets. Details on each can be found in
the Feasibility Report.
Conclusion
A public hearing is proposed for July 14, 2014. At that meeting the
proposed improvements, project schedule and assessments will be
presented to residents.
The attached Feasibility Report outlines which portions of the cost for the
above project will be assessed to the benefiting properties. If the Council
approves the Feasibility Report, the Chapter 429 special assessment
statute requires a public hearing be conducted prior to proceeding with the
project to determine if it is to move forward.
In summary, the project is feasible from an engineering and economic
standpoint. Approval of the Feasibility Report does not grant final approval
of the project.
ISSUES: The Assessment Review Committee (ARC) met on April 9th and April 15th,
2014, at which time the assessment map and assessment methods were
discussed. The ARC recommended using a combination of area and per lot
assessments.
The report discusses three alternatives for Stemmer Ridge Road
improvements:
Alternative #1 — Builds utilities and street from CSAH 82 to Stemmer
Ridge Road (Full Project Utilities and Street)
Alternative #2 — Builds utilities and street from CSAH 82 to Howard
Lake Road (Utilities and Partial Street)
Alternative #3— Builds utilities only (Utilities)
The report discusses pros and cons for each alternative and provides cost
estimate data for each. The Council should provide guidance on which
alternative should be pursued.
A significant portion of the assessable area is currently in a "Green Acres"
status. This status provides for deferral of assessments.
Typically the city would wait until such time as a developer would purchase
and develop the 95 acre property. As part of this effort these improvements
would be made. Over the last number of years the number of undeveloped
parcels in the city has substantially diminished. Infill properties like Eagle
Creek, Meadow Lawn, and numerous others are platted or in the process of
becoming platted.
This leaves the Vierling properties for development. As history has clearly
shown these parcels do not appear likely to be sold soon. Even if they are,
the city will need additional developable property.
The Spring Lake Township annexation agreement was entered into in 2003
for precisely this purpose. It originally consisted of some 3,000 developable
acres. Over time portions have been developed reducing today's total to
approximately 2,400 acres.
These acres cannot be developed without sewer and water. In 2007 the city
extended a 30 inch sewer line along CR 82 from CR 21 to Howard Lake
Road. As indicated above numerous investments have been made in
conjunction with the CR 12 project. The annexation area can be opened for
development only if sewer and water is extended from its current terminus
south to existing Stemmer Ridge Road. This project would accomplish this
final connection.
FINANCIAL The Stemmer Ridge Road project is proposed to be financed by
IMPACT: Assessments, Trunk Funds, and Street Oversize Fund. The costs include
construction estimates for each construction element, project support costs
and right of way costs. The feasibility report attached elaborates on the
options shown below. A project contingency is also included in these
preliminary numbers.
Alternative #1 Alternative #2 Alternative #3
Assessments $3,424,187' 'x;$2,343,147 $1,197,647
Trunk Sewer Fund $216,233 $216,233 $216,233
Trunk Water Fund $263,120_fi $263,120 $263,120
Street Oversize $277,460 $105,500 $0
Fund
Total $4,181,000; $2,928,000 $1,674,000
ALTERNATIVES: 1. Motion and a second to adopt a resolution accepting the feasibility
report and scheduling a public hearing for the Stemmer Ridge Road
Improvement Project, (City Project#TRN-2014-0003)
2. Deny this item for a specific reason and provide staff with direction.
3. Table this item until some date in the future.
RECOMMENDED Alternative # 1
MOTION: